How much stamp duty on a £800,000 house?

On a £800,000 home in England or Northern Ireland in 2026, stamp duty is £30,000 for a standard home mover, £30,000 for a first-time buyer, and £70,000 for an additional property (buy-to-let or second home). Non-UK residents add 2% to every band.

Do first-time buyers pay stamp duty on a £800,000 home?

Yes — the FTB relief disappears above £500,000, so first-time buyers pay £30,000 on a £800,000 home (the same as a standard mover).

When is stamp duty paid on a £800,000 purchase?

Stamp duty is due within 14 days of completion. Your conveyancer typically files the SDLT return and pays HMRC from completion funds on your behalf. Late filing attracts a £100 penalty plus interest on unpaid duty.

Stamp Duty on a £800,000 House

Q: What's the additional property surcharge on £800,000?

Buying a £800,000 home as an additional property (second home or buy-to-let) attracts £70,000 of SDLT — that's £40,000 more than the standard rate. The 5% additional-property surcharge applies above the £40,000 entry threshold and stacks on every band.

What you'll pay in 2026 — for each buyer type, with the full band-by-band maths.

SDC By the Stamp Duty Calculator editorial team · Calculated against HMRC published SDLT rates from 1 April 2025. Last verified 25 May 2026.

On a £800,000 home purchase in England or Northern Ireland in 2026, Stamp Duty Land Tax (SDLT) ranges from £30,000 (first-time buyer) through £30,000 (standard home mover) to £70,000 (additional property / buy-to-let). The exact figure depends on who you are and what you're buying.

The headline numbers at £800,000

Buyer type	SDLT	Effective rate
First-time buyer	£30,000	3.75%
Standard home mover	£30,000	3.75%
Additional property (2nd home / BTL)	£70,000	8.75%

Non-UK residents add 2% to every band in any of the categories above.

First-time buyer at £800,000

At £800,000, FTB relief no longer applies — it disappears entirely above £500,000. First-time buyers pay the same SDLT as a standard home mover.

Band-by-band: 0% on the first £125,000 (band £0–£125,000) = £0 · 2% on the next £125,000 (band £125,000–£250,000) = £2,500 · 5% on the next £550,000 (band £250,000–£800,000) = £27,500. Total: £30,000.

Standard home mover at £800,000

For a home mover replacing their only or main residence:

Additional property at £800,000

For a buy-to-let, second home, or any purchase where the buyer will own another residential property at the end of the day of completion:

Band-by-band: 5% on the first £125,000 (band £0–£125,000) = £6,250 · 7.000000000000001% on the next £125,000 (band £125,000–£250,000) = £8,750 · 10% on the next £550,000 (band £250,000–£800,000) = £55,000. Total: £70,000.

That's £40,000 more than the standard rate. The 5% additional-property surcharge stacks on every band above the £40,000 entry threshold.

Who typically buys at £800,000?

Larger family homes in good London areas, premium South East commuter belts, or country properties with land. Approaching the 10% standard-rate threshold.

Threshold context at this price

At this price point you're already past the main SDLT step changes; the marginal rate is stable for most of the typical price-negotiation range.

Beyond SDLT: the total cost to complete

SDLT is the biggest single tax but not the only cost. At £800,000, budget for:

Conveyancing legal fees: £1,800–£2,500.
Local-authority searches: ~£320.
Survey (RICS Level 2 HomeBuyer): £900–£1,300.
Mortgage product/arrangement fee: £0–£2,000 (often ~£999).
Mortgage valuation: ~£300 (sometimes waived).
Removals: £2,200–£3,000.
Land Registry registration: £295.
Buildings insurance from exchange: ~£280/year.

Use the home buying cost calculator for an itemised total at this price.

Calculate variations

To model a different price, buyer type or scenario:

Main SDLT calculator — any price, any buyer type
First-time buyer calculator — FTB-specific with relief logic
Buy-to-let calculator — includes the 5% surcharge
Second home calculator — additional-property treatment
Non-UK resident calculator — additional 2% surcharge
Home buying cost calculator — SDLT plus all other fees